Homeward's unique business model provides the benefits of a fast cash offer while helping homeowners get closer to full market value for their properties.
You can either sell directly to Homeward for cash or make a cash-backed offer on a new house before putting your current home on the market. When you're ready to move, you can list your home with a realtor of your choice and keep any additional proceeds from the sale — minus Homeward's original offer price, program fees, and added selling costs, which can add up quickly!
Before signing anything with Homeward, we recommend exploring a few other top-rated cash buyers. Customer reviews for Homeward are somewhat mixed, and you may find an option offering lower fees or better terms.
To save time, you can start with a real estate marketplace like Clever Offers, which lets you quickly compare cash offer solutions, ranging from iBuyers to buy-before-you-sell programs providing cash upfront with the opportunity to list for additional upside. Complete a quick form to see which offers you qualify for, and sell on your terms with the offer that's right for you — no added fees or obligation.
Thinking of selling to Homeward? Here's a quick rundown
| ⭐ Customer rating | 4.48/5 (1,396 reviews) |
| 🤝 How it works | Unlock equity to make a down payment on a new house; get a backup cash offer to bypass the home sale contingency |
| 💰 Fees & other costs | 2.4% service fee + 6% brokerage fee + traditional closing costs and a la carte fees for any additional services used |
| 💲 Offer range | Up to 84% upfront, with option to list for additional upside |
| 🚦 Purchase criteria | Single-family homes built after 1920 within Orchard’s approved home value range |
| 📍 Availability | Statewide in AZ, CO, DC, GA, MD, NC, OR, SC, TN, TX, VA, WA |
✅ Why Homeward might work for you:
- Get cash upfront, plus additional upside — With Homeward's cash offer, you can receive up to 84% of your home's value upfront, then list with an agent to capture additional value when the home sells, minus Homeward's fees and other selling costs.
- Buy before you sell option — As an alternative to its cash offer, Homeward's Buy Before You Sell program provides an equity advance to purchase a new home before you sell — without the stress of timing two transactions perfectly or paying double mortgages.
- Better buying power — Homeward's cash backing allows you to compete with all-cash buyers even when using financing, giving you a significant advantage in competitive markets.
- Choose your own agent — Unlike some competitors, you can work with any real estate agent you choose rather than being assigned one by the company to help you list your home.
⚠️ Why Homeward might not be your best option:
- High program fees — Homeward's program fees range from 1.9% to 7%, depending on the program, which is slightly more than competitors charge for similar programs.
- Unpredictable costs — Sellers are also responsible for realtor commissions (usually around 5–6%), utilities and other homeownership costs while their old house sells, and repair costs set by Homeward. Many of these costs aren't finalized until shortly before closing, leaving some sellers feeling like they're left with a lot less money than expected.
- Homeward determines your list price and repairs — When you use Homeward's cash offer to sell and then list or buy before you sell, Homeward sets the listing price (and any subsequent price deductions) based on its valuation. It also reserves the right to charge you for any repairs or touchups it determines your home needs prior to listing.
- Limited property eligibility — Homeward has stricter purchase criteria than a typical cash buyer and generally won't make cash offers on condos, mobile homes, properties needing significant repairs, or homes outside their approved value ranges.
How much is Homeward's cash offer?
When you sell directly to Homeward, you'll get a cash offer worth up to 84% of your home value. Homeward will then work with your realtor to list and market the home, allowing you to keep any additional revenue from the sale — minus your agent's commission, Homeward's 7% program fee, and additional selling costs.
Homeward reports that 94% of sellers make additional money on the second transaction. However, if you don’t want to list on the open market – or are concerned about the program fees – you may want to shop around and compare offers from other cash buyers.
⚡ Take the guesswork out of selling your house with Clever Offers: Compare offers from leading cash buyers like Homeward, Opendoor, and a nationwide network of investors. Review offers with no obligation, and sell on your timeline for the highest possible price. No added fees or commissions. Request offers.
Homeward fees and other costs
| Sell to Homeward | 7% |
| Buy with Homeward | 1–1.9% (or 0–0.9% if use Homeward Mortgage) |
| Buy Before You Sell | 3.5% |
| Carrying costs (mortgage, interest, taxes, insurance, etc.) | Vary |
| Repair credits | Vary, based on home inspection |
| Closing costs | Vary, typically ~1% |
| Realtor fees | Vary, typically 6% |
| Optional lease back* | $4,000 security deposit, plus $200 daily fee |
Homeward’s fees range from 1-7%, depending on the program. Home sellers are also responsible for:
- Carrying costs: The amount it costs Homeward to maintain temporary ownership of your home – whether you sell to Homeward for cash, then list, or buy with Homeward's cash, then sell.
- Standard closing costs: These include title, escrow, and attorney fees and are usually around 1% for sellers.
- Real estate agent commissions: Realtors fees are typically 6%, but can be much less if you take advantage of a lower commission option.
- Repair credits: The costs of any cleaning services, repairs, touchups, maintenance, etc., Homeward deems necessary to get your home sold.
- Leaseback fees: If you need additional time to move, you can lease back your home for up to 14 days at a daily rate of $200, which applies after an initial 3-day grace period.
Altogether, selling with Homeward can cost you as much as 15% of your home sale price or more. So on a home valued at $575,000, you might only make $489,000. However, these fees will typically be paid for out of the "reserve" that Homeward holds back from your initial cash offer amount.
Customers often acknowledge that there is a sizeable cost to doing business with Homeward. However, Homeward's unique business model — allowing you to list your home for more money after accepting its cash offer worth 84% of your home value — means you may still earn more selling to Homeward than to another company that buys houses for cash.
Homeward claims that sellers earn 10% more on average compared with selling to a traditional investor, even when considering program costs and agent fees. And since you can choose your own listing agent, you may be able to save by selecting a full-service realtor offering lower commission rates.
Homeward vs. competitors
Homeward’s programs can help sellers get out of their old home quickly — whether selling to Homeward for cash or using Homeward's cash to buy a new house before you sell. The company also offers flexibility, letting you find your own real estate agent or lender. Buyers working with Homeward can make a cash offer to provide a seller with certainty and increase the competitiveness of your offer.
However, Homeward may not work for homeowners who want to sell their house as-is or are facing difficult financial situations, like foreclosure. In these situations, another company that buys houses may be a good option.
Additionally, Homeward's fees and other itemized costs can add up to over 15% of your total home sale price, making it a pricier option than some competitors.
The following competitors are also highly rated and may provide more competitive offers or compelling perks.
» MORE: Want to find more cash offer options near you? Check out our guide to the best companies that buy houses for cash.
Homeward vs. a realtor
Homeward offers some benefits that a traditional realtor can’t provide. Unlike a listing agent, Homeward can provide sellers with a quick cash offer for up to 84% of their home’s market value or a guaranteed sale when buying and selling, if your home qualifies.
However, working with Homeward comes with an additional expense — and you’ll still be using a realtor and paying realtor fees.
But you can save by selecting a discount broker that offers the same full services of a traditional realtor but for lower real estate commission fees.
For instance, the discount broker can use their local market knowledge to help you set a competitive asking price, provide a comparative market analysis, list and market your home for you, and negotiate with buyers on your behalf. Buyer’s agents can also help you find a home to purchase, negotiate with sellers, and close the deal.
Homeward reviews: What customers have to say
| Source | Average Rating | Review Count |
|---|---|---|
| BBB | 1.0/5 | 7 |
| 4.7/5 | 1,029 | |
| Trustpilot | 3.9/5 | 360 |
| Weighted Average: | 4.5/5 | 1,396 |
Homeward reviews are mostly positive. The company has an average customer rating of 4.48/5 across 1,396 online reviews.
Positive reviews focus on a smooth, transparent buying and selling process. Many reviewers felt the convenience of the service made up for the fees. Additionally, several reported they felt they were only able to get their dream home due to being able to make a competitive cash offer.
Negative reviews mention confusion regarding Homeward’s fees, lower-than-expected earnings, and closing delays or cancellations that left sellers in the lurch.
Here are some of the common themes we see from Homeward customers.
Positive themes from Homeward reviews
✅ Easy, simultaneous buying and selling
Many positive reviews point to an easy process that helped sellers reduce their stress about buying and selling at the same time — making the program costs worth it.
While you end up paying more for using Homeward, I believe we ended up saving money in the long run by being able to negotiate our buying price down, avoiding high-cost, short-term rentals during the transition, and taking the credits that Homeward gave us for using their title company.
We had a good experience! We were able to move into the home that we love while waiting on selling our other one!
Homeward helped us get our dream home. I don’t regret using them at all, despite the price tag. It’s worth it! Some individuals in the process are over-the-top helpful, and some aren’t. The helpful ones usually make up for the others, but overall, they want to help you and get you into your home.
✅ Great team to work with
Reviewers with complicated transactions also appreciated the knowledge and support from their Homeward team.
The entire process of working with Homeward was transparent, easy, and allowed us to purchase our dream home quickly. I highly recommend Jerome, Diego, and the whole team at Homeward!
We knew the home we bought via homeward was not going to last on the market for long. So this was a great way for us to move across country and know where we were going to be living. The team is above and beyond in terms of communication and making sure that everything is running smoothly. Would highly recommend this to anyone looking to move especially in areas where the market still moves quickly.
✅ Better buying power in competitive markets
Several reviews from home buyers noted that without being able to make a cash offer, they would not have been able to buy their dream home.
Highly recommend this service. We were able to buy the house we wanted as a cash buyer and were told they would have accepted the other offer if not. I did not have to qualify for two mortgages as this gave me time to sell my home. Loan approval was very easy and I was able to have the final close 28 days after Homeward bought the house.
Another reviewer wrote:
Homeward enabled me to be a cash buyer and get the home of my dreams. So pleased with my experience.
Homeward complaints
❌ High or unexpected fees
A few reviewers were surprised by some of the costs and fees after signing with Homeward, and felt like the information wasn’t fully disclosed prior to signing with Homeward.
Fees not fully disclosed until less than 1 hour before closing. Because you have already moved in when you close, because of the program, you have no choice but signing. The actual fees were 80% higher than initial disclosure. Initial fees not disclosed upfront — so although very nice people — opaque process.
They came back with a repair cost that was 4 times higher than the original quote and tried to get me to fix things that I already had replaced just 5 years earlier and maintained. Even with documentation of invoices and scope of work plus inspection reports from the local city, they refused to adjust repair cost. Do not trust what they say nor the prices that they give you especially if you have an older home.
Instead of support, the "service" that I received was a series of miscommunications, financial strain, unnecessary stress, and endless hidden fees and deductions from my proceeds.
❌ Disappointing home sale proceeds
Some reviews reported that the program fees and repairs costs, coupled with the listing price and subsequent price reductions determined by Homeward, left them with a lot less money than they anticipated from their initial conversations with Homeward.
My mortgage balance was 77K less than what the house eventually sold for (after a total of 3 days on the market), which was 10K less than I was told it would be listed at. After paying tens of thousands of dollars in program fees and commissions, plus repairs that I had no control over, plus the discounted listing price that I had no control over, my final proceeds were $21,000.
We were adamantly told by Homeward and the contracted realtor assigned that not only would our house sell quickly but for the top dollar amount they offered based on their expertise. They lowered the price without consulting us and also ended up accepting a contract on our home without negotiating with us. Which we were told we’d be part of this process. They accepted an offer $30K lower than what they said they could sell it for and originally listed the house for. Also took them 99 days to sell the house.
❌ Cancelled or delayed closings
Some negative reviews mentioned that Homeward canceled the contract to purchase their house at the last minute or delayed their payment after closing.
Homeward Backed out of deal after we moved out! Homeward made us an offer and we agreed to move out of our home in 14 days. We moved out and then Homeward backed out of the agreement. We are screwed. We have put money and we now have to register our home. This was the worst thing that could happen and we now have two mortgages because of Homeward. DONT TRUST THEM!
A few reviewers also reported delays in their final payment.
We were told we’d receive funds for the final payment day of closing. It took Homeward 13 days to fund and having to ask several times for them to send the payment.
How does Homeward work?
Homeward has two services for selling your home: Sell to Homeward and Buy and Sell with Homeward. The company also offers a Buy a Home with Homeward service for buyers. It also offers financing through Homeward Mortgage and title services through Homeward Title. You can reduce program fees if you use these services.
Get a cash offer from Homeward
The Sell to Homeward program lets you sell to Homeward with a cash offer of up to 84% before you list on the open market. This Homeward Offer provides customers with a quick cash sale and time to put your home on the open market. Customers receive the additional proceeds from the open market sale, minus program fees and selling costs.
There is a flat service fee of 7%, and you will also have to pay your realtor commission, which is typically 5–6% — though may be considerably lower if you opt for a well-rated discount brokerage. Sellers are also required to cover the costs of any improvements Homewards deems necessary to get your home ready for market. The fees will be detailed in your preliminary and final offers.
Here’s how the process works.
Step 1. Find a local realtor
You and your agent will be working with the Homeward team, so you’ll want to find the right real estate agent for you before proceeding.
Step 2. Get approval and a Homeward preliminary offer
Homeward will determine your eligibility and provide a preliminary offer with a detailed breakdown of the initial cash offer amount based on its assessment of your home value. The offer will also include a breakdown of Homeward's program fees and other standard real estate transaction fees that you would need to pay even if you didn’t go with Homeward.
You typically receive the preliminary offer within 24 hours. It is not the final offer but provides you with an estimate.
Step 3: Finalize the Homeward cash offer
If you want to move forward, your agent will finalize the offer through the Homeward application. At this point, your agent will assist you in taking pictures of your property, entering basic property information, and submitting a comparative market analysis (optional).
Step 4: Accept the Homeward cash offer
If you accept the final offer, you will receive a cash offer on your home and close on your home. You typically will be paid within 21 days of the closing, though sometimes there may be some variability.
Step 5: List and sell your home
After the initial closing with Homeward, your agent will proceed with listing your home on the open market. Homeward requires sellers to cover any property improvements needed to make the home market-ready, including repairs, touchups, and maintenance. The repair credit amount is determined upon an inspection.
Step 6: Receive the additional proceeds after your home sells
Homeward will pass on the remaining proceeds from your open market sale after this second closing, minus any additional standard real estate transaction fees and closing costs. If your home doesn’t sell within a 6-month period, you will keep the original cash offer amount, but will no longer have a claim to any additional proceeds.
Buy-before-you-sell with Homeward
Homeward buys your new home for you with cash. This allows you to move on your own timeline before you list and sell your old home. Once you sell your old house, you use the proceeds to buy your new home from Homeward.
Some benefits of the program include:
- Ability to make a cash offer with no contingencies on a new home
- Ability to sell your existing home on the open market
- Guarantee offer from Homeward on your home sale
- Avoid having to live in your old home while doing showings
- Moving to your new home before you list your existing home
This program has a 3.5% service fee, but you can get a modest credit if you use Homeward Mortgage to finance your new home purchase.
Here’s how it works.
Step 1. Get approved
The approval process determines your eligibility and the amount of your Homeward cash pffer. You and your agent will work closely with a Homeward Loan Officer Assistant to help you complete and submit your application.
If you haven’t already found a new home, you can work with your agent during this time to find one. You’ll likely be in contact with other Homeward team members, such as the Customer Experience Manager who helps you navigate the Homeward process.
Step 2: Make an offer on a new home
Once approved, you and your agent can make a cash offer to a potential seller on the home of your choice. Your real estate agent will make the offer request through Homeward’s platform and work with your assigned Customer Experience Manager to write an offer.
You’ll likely be selecting a lender during this time. You can work with Homeward’s Mortgage company or another of your choice.
Step 3: Finalize your offer and close on the new home
If the seller accepts your offer, Homeward will close on your new home with its cash. You may need to pay your earnest money deposit during this time and finalize your loan.
You’ll complete the closing and paperwork, including a customer purchase contract and residential lease, essentially letting you rent your new home from Homeward until you can buy it back.
Step 4: Move into your new home
You can now move into your new home whether your old home has sold or not. Homeward does require that you list your old home within two weeks after closing on the new home. You can rent the new home from Homeward for up to six months.
Step 5: List and sell your old home
Your agent will help you prepare and list your old home on the open market. You will have up to six months to sell. If your home doesn’t sell within that time, Homeward will buy it for the original cash offer price.
Step 6: Buy back your new home from Homeward
If you're leasing your new home from Homeward, you can now buy back your new home using the proceeds from the sale of your old home. Your agent will assist you with the closing — called the Customer Purchase. There will be a new contract for this second closing.
According to Homeward, most Buy Before You Sell clients are able to buy back their new home in 45 days.
Homeward does not mark up the house price when you buy it back. But you will need to pay the carrying costs — essentially the cost of holding the home for you until you buy it back. Homeward calculates carrying costs by day and does not mark up the costs.
Make a Cash Offer with Homeward
The Homeward Make a Cash Offer allows you to buy a home with a Homeward offer, even if you don’t have a home to sell. The Homeward offer provides you with a cash-backed offer so you can make a competitive offer on the home of your choice.
Homeward Make a Cash Offer has a program fee of 1.9%. But you can reduce this fee to 0.9% if you use a Homeward Mortgage.
Here’s how the program works.
Step 1. Get approved
The approval process determines your eligibility and the amount of your Homeward cash offer. You and your agent will work closely with a Homeward Loan Officer Assistant to help you complete and submit your application.
If you haven’t already found a new home, you can work with an agent of your choosing during this time to find one.
Step 2: Making an offer on a new home
Once approved, you and your agent can make a cash offer to a potential seller on the home of your choice. Your real estate agent will make the offer request through Homeward’s platform and work with your assigned Customer Experience Manager to write an offer.
You’ll likely be selecting a lender during this time. You can work with Homeward’s Mortgage company or another of your choice.
Step 3: Close on your terms
If the seller accepts your offer, you can close on the property directly with traditional financing or have Homeward buy the new home with your Homeward cash offer for you. Homeward will later sell you your home back to you for the same price when you are ready.
Other Homeward services
You can use Homeward’s services with any lender, but there are benefits if you choose Homeward’s Mortgage and Title services.
Customers who use Homeward Mortgage get "lender credits" at closing when buying their house back from Homeward. This reduces — or sometimes removes — the Homeward’s service fee, depending on the program.
While the savings is a benefit, you’ll want to shop around to see if you can get a better rate or lower fees elsewhere that will save you more in the long run.
Homeward Mortgage does offer competitive rates and provides a best price guarantee, where it will match more competitive offers up to 1% of the loan amount.
Is Homeward legitimate?
Yes, Homeward is a legitimate company that provides cash offer, buy-before-you sell, mortgage, and title services.
Homeward was founded in 2018 by real estate agent Tim Heyl, who remains the CEO. The company has had several rounds of funding over the years, including getting $371 million in May 2021.[1] The company offers services in 12 states, plus Washington DC, and has over 1,000 online customer reviews. The company’s website states there are plans to expand into California.
Homeward makes money through its service fees or when you use Homeward’s mortgage and title services.
While Homeward reviews are primarily positive, some of those reviews come from partner agents rather than customers, so average ratings may not fully reflect the customer experience. The company is not currently accredited or rated by the Better Business Bureau, and has a mix of answered and unanswered complaints.
What kinds of homes are eligible for Homeward?
For sellers, Homeward accepts most single-family homes and fee simple townhomes valued at $200K to $1.7 million. Homes also should be built after 1950 or renovated and on lots under five acres. Additionally, you’ll need to meet conventional financing standards.
Buyers can purchase most types of homes with a Homeward Offer, including new construction.
Homeward’s eligibility requirements are more stringent than many ‘we buy houses’ companies that are more likely to work with sellers whose homes need a lot of work or who are behind on their mortgage.
Your old home may not be eligible for some programs if it:
- Has unpermitted additions
- Is under renovation
- Has an active or coming soon listing on the MLS
- Is occupied by tenants with a lease in place
- Is a multi-family dwelling, condo, mobile or manufactured home, land lease, lot purchase, or commercial building
In these situations, we recommend you consult an iBuyer, an experienced real estate agent in your area, or a cash buying company.
Where is Homeward available?
Homeward’s services are available in 12 states across the US, including Washington DC. The states Homeward operates in include:
- Arizona
- Colorado
- Florida
- Georgia
- Maryland
- North Carolina
- Oregon
- South Carolina
- Tennessee
- Texas
- Virginia
- Washington
- Washington, DC
According to Homeward’s website, the company plans to expand into California.
Bottom line: Is Homeward right for you?
Homeward works especially well for those who want to:
- Sell a house fast for cash without sacrificing all of their equity. Homeward's cash offer allows you to unlock up 84% of your home value right away, then list with a realtor for any additional proceeds, minus the company’s fees, carrying costs, and other selling expenses.
- Buy and sell simultaneously. Homeward's Buy Before You Sell program lets you leverage the value of your current home to buy a new house before you list.
- Buy in a competitive market. With Homeward, you can get approved for traditional financing, then make a cash offer guaranteed by Homeward — signaling to sellers that you can close faster and with more certainty than a traditional buyer.
Homeward strives to help home sellers get close to, or more than, fair market value for their home — even when they need to sell fast. After you accept Homeward's offer, the company will work with your realtor to list your home on the open market and pass on any additional proceeds from the home sale.
However, the convenience of Homeward’s services comes at a considerable cost, with additional fees you wouldn’t have if you only went with a realtor. These include up to 7% in program fees, plus repair credits, brokerage fees, and carrying costs (i.e., what it costs Homeward to temporarily own and maintain your home during the listing period).
You can reduce some costs by using Homeward's mortgage and title services. Additionally, Homeward lets you choose your own agent to list your home. So you can save on real estate commission fees by selecting a discount broker who offers full service at a reduced price.
Additionally, Homeward’s eligibility requirements may be a deal-breaker for some sellers, like if you’re selling a home that needs repairs. In that situation, you may need to consider other cash home buyers, such 'we buy houses' companies or local investors, that are willing to work with properties in poor condition.
Frequently asked questions
Is Homeward a reputable company?
Homeward is a reputable company offering home trade-in services in 12 states, plus Washington, DC, with plans to expand into California.
Founded by Tim Heyl, an experienced real estate agent, in 2018, it has over 1,000 online reviews with generally positive ratings.
Homeward is headquartered in Austin, TX, and has three divisions: Homeward Cash Offers, Homeward Mortgage, and Homeward Title.
What does it cost to use Homeward?
Homeward charges 3.5% to use its Buy Before You Sell and 7% for the Selling a Home program. The fee for the Buy with Cash program 1–1.9%, but it's offset to 0–0.9% if you use Homeward Mortgage to finance your loan.
Once you consider closing costs and carrying costs, we estimate that it will cost between 5–15%, all in, depending upon your mortgage terms and agent commission. Find out how Homeward stacks up against the competition.
How does Homeward make money?
Homeward’s primary income is derived from the service fees it charges for using its Cash Offer and Buy Before You Sell services. The company also makes money on secondary services, like its mortgage and title companies. Finally, Homeward may make the occasional profit on home price appreciation from its trade-in service. Learn more about Homeward.
Can you buy a new construction home with Homeward?
Yes! Homeward will require information about the new home’s specifications, price, proposed completion date and percentage of completion.
Related reading
Companies That Buy Houses for Cash: If you need to sell your home fast, a cash buyer can be a good option. Cash buyers will buy your home quickly and can provide a flexible closing. Here's our in-depth guide to the best cash buyers.
Opendoor: Reviewed and Explained: Opendoor is a leading iBuyer that can help you close on your property sale in as little as 14 days. Learn more about how the service works in this Opendoor review.
Knock Home Swap: Reviews, Fees, and How It Works: Knock Home Swap reviews praise its convenience and flexibility. Here's how Knock.com works — and what you can do to save on fees.
What Companies Offer the Lowest Real Estate Commission Fees? For home sellers who want to sell their homes for top dollar, the best way is to list with a full-service real estate agent on the open market. Here are the top companies that help you sell your home for a lower real estate commission so you can keep more money in your pocket.
About our reviews
Our company reviews are powered by hundreds of hours of research. To evaluate and rank cash home-buying companies, we analyzed thousands of customer reviews, secret-shopped each company, and looked to publicly available data for indicators of offer quality, customer service, fees vs. value provided, trustworthiness, and more. Whenever possible, we also talked to customers, company reps, and industry professionals (such as real estate agents) who've had direct experience working with the brand.